Real Estate Investing in Mendon, Utah (84325)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84325 (Mendon, UT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 58.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mendon, UT (84325)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84325 Mendon
This part of Cache County is not an easy win. The 84325 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 84325 is substantial only for operators who understand what they are buying. A $670K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 84325's metrics run below Cache County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 84325 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Mendon's stable or hybrid ZIPs before stepping into 84325. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mendon:
Market Trends
Home Value History (with trend line)
📊 How Does 84325 Compare?
| Metric | 84325 | Mendon | Logan, UT-ID | Utah |
|---|---|---|---|---|
| Home Value | $669,964 | $669,964 | N/A | $530,173 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 7.0% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 1.1% | 1.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84325 (Mendon, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $669,964 |
| Monthly Rent | $954 |
| Price-to-Rent | 58.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.7% |
| Cap Rate | 1.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 84325
Population: 2,311
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 84325
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 8,690 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Mendon, UT?
The median home value in Mendon, UT is roughly $670K. That puts it reasonable relative to the UT statewide average.
Are tenants stable in Mendon, UT?
Mendon, UT draws a predictable base of working renters. Demand at the $954/mo rent level is reasonable for standard single-family and small multi rentals.
How do landlord-tenant laws work in Mendon, UT?
UT ranks as a landlord-friendly state for landlord-tenant law. Mendon generally follows the statewide framework, so landlords face reasonable operating rules.
How much is rent in Mendon, UT?
Mendon, UT rentals go for roughly $954/mo a month. That puts gross yield in solid territory relative to $670K acquisition costs.
What is the investability score for Mendon, UT?
Yes - Mendon, UT a 3.0/5 investability score. With $670K home prices against $954/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 84325 now. You don’t know where it ranks.
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How 84325 ranks in Logan, UT-ID
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